HomeMy WebLinkAboutZONE CHANGE PARCEL C I TO RC TOWN OF SOUTH WINDSOR, CONNECTICU s`y�s
PLANNING AND ZONING COMMISSION
APPLICATION FORM '
App. No.
1.26
Date Received: IMPORTANT i
t,. ✓y 7 .
Action or Public Hearing By: Planning and Eng i nee rir
require 14 days to determine application
Receipt No. completeness. To ensure receipt of a
complete application by PZC, it is strongly
recommended that the appli,catibn be submitted
14 days prior to the Regular Meeting at which
it will be received.
_ C+r .
APPLICANT: JFI Associates, Inc .
ADDRESS: P.O. Box 1061 So th Windsor CT TELEPHONE: 289-7662
OWNER OF RECORD ON LAND RECORDS_JFI Associates, Inc .
ADDRESS: P.O. Box 1061 South Windsor CT 060 4-
COMPLETE LOCATION OF PROPERTY: Northeast Corner of the integsaction of
I
Sullivan Ave. and Eye St. East o ZONE: I
NAME, ADDRESS & TELEPHONE NUMBEI t OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED:
Raymond J. Alexander, P.O. Box 1061, South Windsor, CT 06074
28 - 662 TELEPHONE:
THIS APPLICATION IS FOR: (Check one of the following)
Re iricted Commercial
X 1. Zone Change to (public hearing required)
2. Subdivision
3. Open Space Subdivision (public hearing required)
4. Resubdivision (public hearing required)
5. Special Exceptionito Article (public hearing required)
6. Site Plan of Development
7. Earth Filling (Section 10) and/or Earth Removal (Section 9)
(public hearing r quired)
8. General Plan of Development
9. Regulation Amendment: Zoning Subdivision
10. Other (explain in detail)
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND OWNER OF THE PROPERTY
AND SUBMITTED IN TRIPLICATE WIT SIX SETS OF THE MAPS (7 'if public hearing
is ired) AND OTHER DOCUMENT (see p "e )
Appl ca t caner
1/14/87 (see reverse side)
TOWN OF SOUTH WINDSOR, CONNECTICUT
PLANNING AND ZONING COMMISSION
APPLICATION FORM
This application is complete and ready for Planning & Zoning Commission
receipt only upon submission of all required documentation, including,
but not necessarily limited to, the following items. Not all items are
required with every application. See applicable sections of the South
Windsor zoning and subdivision regulations for specific requirements.
APPLICATION CHECKLIST
X 1.- Key Map
2. Architectural Elevations/Floor Plans
X 3. Completed application form (in triplicate)
X 4. Required fees
X 5. Zone Change, Site Plan, Subdivision, Open Space Improve-
ment, and/or General Plan of Development maps, in accordance
with regulations. (Six sets - seven if public ,h aring r quir
6. Plans & Profiles/Drainage Calculations
7. Conservation Plan
8. Landscaping Plan
X 9 . Traffic Engineering Report
F 10. Narrative Statement
11. Sanitary Report
12. Copy of agreement to purchase land (if not the owner)
13. Other
ALL PROSPECTIVE APPLICANTS ARE URGED TO CONFER WITH TOWN
PLANNING
DEPARTMENT AND ENGINEERING BUREAU STAFF PRIOR TO S ION
F ANY
APPLICATION TO THE COMMISSION.
CONSULT PLANNING DEPARTMENT FOR FEE SCHEDULE.
1/14/87
f '
JFI A SOCIATES INC.
PROPOSED ZONE CHANGE
INDUSTRIAL TO RESTRICTED COMMERCIAL
ZONE CHANGE Section 11 . . 3 pages 113 - 115
11 . 2. 3 a. Fee = $50. 0
Application Forms x 3
Maps x 7
11 . 2. 3 b. Proof Of 0 nership:
ee Attached Copy of Deed
arce 1 # 18
issessors Map # 53
11 . 2. 3. c. Maps :
See Attached by Luzzi Engineering
Surveying
11 . 2. 3. d. N/A 500' to abutting town
11 . 2 . 3 e . The inform tion presented at the public
hearing shall consist of the following:
1 . How the proposed zon change compares with the
Comprehensive Plan o Development.
The Comprehensive P1 n of Development shows this
parcel to be in the I ) Industrial Zone . Our proposed
zone change is consi tent with a recommendation made
by the Economic Deve opment Commission for commercial
space in this vicini y. The E.D.C.s' recommendation
was made as part of ts' presentation during the
Planning and Zoning ommissions' preparation for
up-dating the Compre ensive Plan of Development.
Our proposed zone ch nge will provide space for needed
commercial services In the northwest portion of the
town. Presently, th s area of the town is zoned
exclusively industri 1 and residential . There is
little opportunity f r retail and commercial service
beyond a multi-purpo a convenience store with poor
parking facilities. Our proposal will provide
neighborhood scale r tail opportunities for the north
end of Main Street a d Rt. 5 and the residential
developments in the ye Street - Griffin Road area as
well as the adJacent industrial population. Further,
commercial office opportunities will be made available
for persons who support the industrial activities
being developed on the Rt. 5 - Sullivan Avenue
corridor.
Page #1
NARRATIVE
JFI ASSOCIATES, INC. PROPOSED ZONE CHANGE
The inclusion of a small scale commercial common in
the proposed location will have the additional � b nefit
of softening the predominately industrial appearance
of the northwest entry to the center of town.
2. How the land for the proposed zone change shall be
secured from flooding and other dangers.
The parcel is flat with well drained soil . An
existing drainage sw le runs through the parcel with
an approximate elevation change of twenty feet (20' ) .
A storm drainage system designed to normal standards
will secure the area from flooding.
3. How the land upstrea and downstream in the same Water
shed as the land pro osed for the zone change (shall be
secured from floodin and other dangers.
The land in the up-stream water shed will continue to
drain unimpeded through the existing drainage Swale .
The down stream property is in access of twenty feet
(20' ) higher than the existing drainage swale . The
drainage swale runs into a comprehensive storm water
detention basin that was designed to handle thle
run-off for the entire water shed.
4. How the land for the proposed zone change shall be
served by water, sewerage, transportation and 6thor
public utilities.
The parcel is served by:
Sanitary Sewer Municipal Sewer System
Water - Connecticut Water Company
Electricity - Connecticut Light & Power
Natural Gas - C nnecticut Light & Power
Telephone - SNE Co.
Cable Televisio - Cox Cable Service
Transportation Connecticut Co. at Rt. 5, and
Sullivan Avenue . When a site plan application' is made
the proposed design will be consistent with the
recommendations of our traffic engineer. No c,urbicut
will be sought on Sullivan Ave . Curb cuts of the
appropriate geometry and consistent with sound, traffic
design are projected for Rye Street. See the Att4ched
traffic report by F.A. Hesketh & Associates.
Page #2
NIARRATI VE
JFI ASSOCIATES, INC. PROPOSED ZONE CHANGE
d. How the proposed sons change will affect any wetlands
in the ar a.
With the exception of the bed of the drainage swal,e
the parcel contains no designated wetland soil ', types.
In any future site plan for the parcel the drainage
Swale will be retained as a landscape feature . A copy
of the soils scientist report is attached for further
information, (Henry Moeller) .
Anticipated activities, within the drainage sw4le,
will be
* stabilization of existing areas of erosion,
* stabilization at the end of new storm water outlets,
* installation of crossing structures,
* grooming and cleaning of the banks .
11 . 2. 3. f. Display 2 sign 10 continuous days prior to
public hearing.
Date of Display ___/ / 87
Person mounting sign
Signature -----------------------
Attachments:
1 . Deed
2. Traffic Report - A. Hesketh & Associates
3. Soils Report - Henry T. Moeller
Page #13
E A. HESKETH & ASSOCIATES, INC.
101 MILLBROOK COMMO -BLOOMOELD,CT 06002•(203)242-7755
May 8, 1987
J.F.I. Associates, Inc.
P. O. Box 1061
75 Commerce Way
South Windsor, Connecticut 06074
Attention: Mr. Raymond J. Alexander
Vice President, Development
RE:John Fitch Industrial Centre
Sullivan Avenue at Rye Stree
South Windsor, Connecticut
Our File: 8708
Dear Mr. Alexander:
Pursuant to the terms of our agreement of February 5, 1987
we have undertaken a review of roadway and traffic conditions on
Route 194 (Sullivan Avenue) and Rye Street in South Windsor.
Our study has included an examination of the highway geometry in
the area as well as a study of data relating to traffic
operations on the roadway including daily and hourly variations
in that traffic as well as traffic operations at the
intersection of Sullivan Avenue and Route 5 and those occurring
at the intersection of SullivanAvenue and Rye Street. We are
also providing estimates of the amount of traffic that might be
expected to be generated by the proposed extension of the
existing John Fitch Industrial Subdivision to provide a loop
road, between Sullivan Avenue (at th existing Phase I
development) and Rye Street at a poi t to the northeast , of the
Sullivan Avenue intersection. ur study also includes estimates
of the amount of traffic that might e expected from the
proposed 14 acre parcel to be rezone to restricted commercial.
I,
traffic studies traffic engilieering traffic planning
Our analysis is based upon a net Df 22 acres of dev loped
industrial property and a 1 acre commercial facility providing
about 30,000 s.f. of retail space and 60,000 s.f. of ,
professional office use.
Route 194 in South Windsor is a two-lane state highway
extending to the east and south from Route 5 in South Windsor
and serving a land use which is primarily industrial but which
includes some residential property. The roadway provides 30 to
34 feet of pavement and is generally on a level tangent
alignment from Route 5 eas erly about two miles withia pasted
speed limit of 40 miles per hour.
Rye street is a two-la a town roadway extending to the north
and east of Route 194 providing a 24 foot pavement on a gently
winding alignment and serving some industrial uses near Route
194 but predominantly agricultural and undeveloped band. Ry
Street has a posted speed of 35 miles per hour and stop signs
are in place to control traffic on Rye Street entering Rout,
194.
The John Fitch Industrial Center is served by Commerce Way,
a recently constructed ind strial highway extending from Rout
194 northerly to a cul-de- ac. This roadway serves nine
industrial sites ranging from one to two acres in size. A stop
sign is in place to control traffic on Commerce Way at stout
194. The intersection of Commerce Way and Route 194i is ' on a
where there are no geometric restrictions to
section of roadway
sight distance such that t affic in Commerce Way has' an
I
unobstructed sight line of (more than 1, 000 feet when looking to
i
to the east also has a sig t line- to the west whichlextends well
beyond the Route 5 interse tion about 500 feet to the west.
Existing traffic flow in thi area can be developed from
several sources of data in ludin historical recordsE maintain d
by the South Windsor Planning De artment and the Connecticut
Department of Transportation' s 8 reau of Planning and Research.
The latest data available ram t e Department of Transportation,
however, is dated 1983 and the 1 test South Windsoripublication
of traffic in this area is dated June 1984. The state data
indicated a 1983 average daily t affic on Route 194near Rout 5
of 11,600 whereas the town of So th Windsor reported traffic
volumes of 11, 200 in 1979, 10,70 in 1981, as well as 11,600 for
1983. Since that data was three to four years old, �our office
i
placed an automatic traffi counter in the section of Sullivan
Avenue east of Route 5 and west f Rye Street for a % four day
period extending from Thur day, ebruary 19 through , Sundty,
February 22, 1987. Those ounts indicate a daily traffic flow
of 13, 000 to 14, 000 with peak ho r traffic between 1,300 and
1, 400 vehicles. Table 1 present the results of that count data
in tabular form while Figu�e 1 p ovides a graphic illustration
I
of the hourly variations r corde on Friday, February 20.
Figures 2 through 5 present the esults of a turning movement
analysis of traffic at the inter ection of Route 5 conducted on
i
February 17 and 19, 1987.
The recent count data is com aced to the previo�slyr
published state and town count i formation reveals
trafficgrowth in this area undou tedly relat d to th combin d
i
growth occurring both in industrial areas on the west side of
the Town of South Windsor and increasing residential development
both in South Windsor and din East Windsor. Our current work
i
ffort did not include traffic counts on Rye Street'Ibut previous
studies have indicated that average daily traffic of 3,000
utilize that roadway. Assuming 'ncreases along that roadway
comparable to those shown pn Route 194 would indicate that Rye
i
Street currently carries t affic volumes approaching 41000
vehicles per day. Figures, i and 7 provide estimateO of the
morning and afternoon peak hour traffic flow within the
intersection as synthesize from previous state counts, turning
i
movement counts conducted at the intersection by our office in
an earlier study, and the iampli g counts which we have
conducted in this area in 957.
Our observations indic to that traffic flow on Sullivan
Avenue in this area is not ! conge ted and that thereiare frequent
opportunities for traffic *n side roads and driveways to select
a safe gap for entering th� major traffic flow without eXcessiv
delays. The intersection Of Route 194 at Route 5 is certainly a
busy intersection with vehicles waiting on each approach during
i
most daytime red signal periods. The geometry of the
intersection, however, which provides a three lane approach for
;
both directions on Route 5 and a two lane approach flor westbound
traffic on Sullivan Avenue ;toget er with a very modern
computerized traffic signal; which provides for flexibility in
signal timing and minimized delays such that the intersection
operates at an overall satisfactory -level of service!. Not
a
withstanding the fact that this section of Route 5 is estimat d
i
to carry daily traffic app�oachi g 20, 000 vehicles per day. The
capacity analysis under ex�sting traffic loading and based upon
our counts of February 1981 rieve 1 that the intersection
operates at level of servile C uring the a.m. pea} hour and
level of service D during ,the p.m. peak hour,which is a very
acceptable level for urban opera ions at major intersections.
Estimates of the amount of traffic expected at aj new land
use can best be made by co paring counts of traffic %at existing
similar land uses. The proposed industrial subdivisjion is
' I
xpected to be very simila� to that which has been developed in
the John Fitch Industrial entre One which consists 'of 9 lots on
16 1/2 acres and provides for industrial buildings ranging from
8400 s.f. to more than 20, 100 SA These are generally eervic
industries with limited cu�tomer or client traffic aired provid a
x of light c mix g industrial, ma�nufa uring, and contractor usage.
The Institute of Tlransport4tion Engineers in a 1983 document
entitled, Trip Generation Third Edition) and Informational
Report, indicated that light industrial facilities of this
nature and small industrial; parks generate traffic at an rate
ranging from 5 to 7 trips per day per 1, 000 gross sq are feet of
building area. We understajnd, th t the first phase of the. John
i
Fitch Industrial Centre consisting of 16.4 acres resulted in th
construction of about 115, Oi00 s.fl,. of floor area. Assuming th
same density per apre in the Phase Two industrial ara of 22
acres would produce about 1i54,000 gross square feet �f floor
area or a total industrial park of about 270,000 square
feet.This can be expected tjp add a daily traffic flow to the
Sullivan Avenue/Rye Street 'aroa ranging from 1345 to11880
vehicles per day. Peak hour traffic at such industrial
facilities generally runs at 15 to 20 percent of the daily total
indicating that the traffi volumes expected during both the
morning and afternoon commuter peak would range from� 200 to 275
v hicles per hour.
The total development also i cludes a 14 acre parcel for
i
which a rezoning is proposeld to estricted commercial.
Preliminary plans for this ;locat' on indicate the tot� l
development will include about 60 , 000 s. f. of office space and
30,000 s. f. of small retail space broken up into small shops
i
with a floor area ranging from 2, 000 to 4, 000 s.f. Thus, it is
obvious that the detail use will be one of specialty retailing
with some convenience items. The retail activity is' not of a
sufficient size to permit food stores and markets an retailing
of that nature which would generate traffic at a high rate. If
the facility is developed kully as a specialty retain facility
with shops that specialize in qu lity apparel or har to goods
combined with convenience facilities it would be expected that
the driveway volumes resulting from the retail use would range
from 1200 per day to three times that amount. Peak hour traffic
at the retail facility would range from 100 to 400. � Accurat
stimates of the volume must await identification of tenants
I
with the higher volumes depicted here resulting from a
concentration of onvenien�e activities and lower v lum s
resulting from a concentration o truly sp cialty shops
it
t
i
Office uses experience tralffic generation in a wide range
d pending upon thegltype of teniant For example, corporate
offices which attracts few Visitors generate traffic at a low
daily rate whereasimedical facilities with a high patient
i
turnover generate traffic at a higher rate. Typical 'suburban
offices with multiple tenanis whi h include professi nal and
some medical generate daily � traff c at a rate ranging from 12 to
20 trips per 1, OOO �square f$et per day. The propose land us
with 60,000 s.f. of office space hen would generate daily
traffic ranging from 720 to � 1200 rips entering and eparting
(total both directions ) in 'la typical business day.
More critical than daily traffic, however is the traffic
expected at peak hours and ihe, re ationship between those peak
hours and the peakltraffic hours on the roadway. Th "worst
case" analysis is one in which it is assumed that the two peaks
i
ar coincident. It would nit be unusual to find peak hour
traffic flow to and from this land use in the order of 10% of
th daily total and thus the total volumes from the ombined
uses proposed at Jahn Fitch Industrial Centre during peak
periods would rang from 27$ to 400 vehicles trips.
Preliminary site plans made available to us indicate a
proposal to provide a loop toaldway extending from Sullivan
Avenue at the existing John� Fitch Industrial Centre ortherly,
easterly and thence Ye southeasterl intersecting Rye S reet at a
location about 800 �feet east of ,tl a Sullivan Avenue
int rs ction. It is anticipated that th commercial ar a
shallbe located at the inteisecti n occupying th la d area ast
' I
of Firehouse No. 31� and exteinding northerly to the new industrial
roadway intersecting Rye Street. It is recommended that any
driveways serving the retail and office complex be 1 'mited to
the section of Rye' Street more than 300 feet from th
intersection of Sullivan Avrenjue. It is further recommended that
no driveways be permitted from this land use to intersect
directly with Sullivan Avenue. Ey adopting this pattern the
traffic which is frequentiog the eastern portions of the
industrial centre and the �et'oil complex will make their
movements entering and exitin S llivan Avenue at the Rye Stre t
intersection without the need, fo new intersections and thus,
without the need for new c4rb, cu s on Sullivan Avenue.
It is obviousIthat notia1l traffic to and from this location
will be drawn from one direction as traffic will approach th
site along Sullivan Avenue from the southeast, along Rye Str et
from the northeast, and also alo g Route 5 from both the north
and the south. An analysis of the home to work trij data in the
1980 census considering all trip to the town of So th Windsor
and East Windsor indicates l that the traffic movements to and
from this area will be as �oilow :
42% - al ng Route'I194 f om the southeast
31% - on 1,Route 5 from t e north l
24% - on Route 5 from t e south
3% - along Rye S�rebet rom the northeast
Figure 8 illustrates the ant' cipated directions
distribution of traffic to; and f om this land use. Figur s 9
and 10 illustrate the anticipated site gen rat d traffic during
the a.m. and p.m. lpeak hours res ectively expected t this land
use.
i
It is obvious in a rev�e* ofjthis traffic data hat the
I
intersection of R e StreetsaAd Sullivan Avenue, whi h is
presently a relat vely lig�tly t avelled intersecti n, will
become an intense tion of Isome i portance. Accordingly, it is
recommended that the intersection be widened in con 'unction with
the development o this ficilit and provided with realignm nt
to provide a bett r angle Hof ap roach for traffic within th
intersection and to insure that through eastbound t affic on
r
Sullivan Avenue is capable of b passing traffic thalt may be
slowing or stopped to execute a left turn into Rye Street. In
addition it is r commended thatiRye Street be widened betwe n
Sullivan Avenue nd a point northeast of the propo ed driveway
to the commercia facilit*. Such a design would p rmit through
z
traffic on Rye S reet to } ypass those who will be lowing or
stopped to make left tuin intl the commercial ar a. We hav
attached plans w ich indi�ate t e concept of the p oposed
roadway improvem nts.
Based upon o r review of ro way and traffic co ditions
i
existing on Sull van Aven�e and on Rye Street in t e area east
of the junction f Route �94 and Route 5,and in th vicinity of
the John Fitch I dustrialiCentr and taking into a count the
expected traffic generati6n that will be imposed u on this
highway system b the devlelopme t of the 22 acres f industrial
t
centre and a 14 cre commercial complex, it is my pinion that
the roadway network in this vicinity is capable of accommodating
I
i
the traffic incre ses without re ulting in traffic c ngestion or
traffic hazards. The one *nters ction within the study area
which we find would experi$nce s me difficulty is t e
i
intersection of R e Streetland S llivan Avenue. It is
recommended, howe er, thati� the s to plans for this omplex
inculde a widenin of bothlsulli an Avenue and Rye treet as
i
well as a realign ent of the int rsection to provid an improv d
alignment in oiler tions. �t is urther recommended that,
subsequent to sub ivision hand zo a change approval, ithe
I
applicant prepare a detailIed sub ission of traffic �ata to the
s State Traffic Com ission a requ'ed by Section 14-3 1 of th
i
Connecticut Gener 1 Statutjes as amended and that su h a
submission includ a commitment on the part of the eveloper to
provide a reconst uction of the intersection substa tially in
accordance with t e concept dra ings which are atta hed hereto.
We will be pleased to assist yo in the development of that
traffic data should your Opplic tion to South Winds r officials
for zone change and subdivision approval meet with uccess.
Also I will be a ailable as req ired to assist you in the
presentation of he results of ur findings to appropriate
authorities in t e town o� Sout Windsor.
Very truly yours
F. A. H SRETH & SSOCIATE$, INC
rederick A.Hesk th, P.E
Enclosures
&W-Hesketh &,,4ssoclates , Inc.
TRAFFIC COUNT
GRAPHIC j SUMMARY SHEET
ROUTE 5 & ROUTE 194, SOUTH WIND OR
LOCATION
DATE FEBRUARY 17, 1987 TIME : 3:00 - 4:00 P.M.
.o
�o
NORTH
yn w
H '
w
N
Co
H
Ln 4 Ln
C'7 m to
Ln N
TO MAIN STREET ` ROUTE 194
26
59 29 — 464
3
137 1107
398
79 36 643
209
SULLIVAN AVENUE / TO ROUTE 30
"o 0
Cn
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Plannin '
Traffic Engirwaing FIGURE 4
Design
Hesketh ' Assoclates Inc,
TRAFFIC' COUNT
GRAPHIC, SU MA RY SHEET
ROUTE 5 & ROUTE 194, SOUTH WIN SOR
LOCATION:
DAT FEBRUARY 17, 1987 TIM : 4:00 - 5:00 P.M.
n
NORTH �� N
A
W
-1
w
� T
W N 0
� H
1.O 00 O
TO MAIN STREET I � ROUTE 194
26 now
63 35 492
2
187 Ll
464
124 52 839
323
.1
SULLIVAN AVENUE M N M / TO ROUTE 30
M Ln
0
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Plannin '
Traffic Eng,Design FIGURE 5
Table 1
F. A. HESKETH & A'iSSCCIATBS, INC. PAGE 1
HOURLY, 1 CHANNEL VEHICLE COUNT
REFERENCE: 3 CORRECTION F CTOR: 1.00
LOCATION: ILENAME: RTE194
WEATHER: IEDNESDAT 2 / 18 / 87
OPERATOR: Sullivan Avenu� East of Route S
---------------------------------------- -------------- -------------------------------------------------------------------------
HOUR KONDAY TUESDAY WEDNESDAY THURMY FRIDAY WEEKDAY SA URDAY SUNDAY It DAY
BEGINS 16 11 18 19, 20 AVERAGE 21 22 AVERAGE
---------------------------------------- -------------------------------------------------------------------------------------------
AK
144 140 145 210 199 175
i = = 13 63 68 99 110 80
2 ' k 49 52 51 94 75 08
3 = = 62 87 75 41 39 59
4 ; = 119 104 112 60 38 80
5 = 240 261 254 157 52 179
944 992 968 403 166 626
7 _ 1206 1178 1192 120 195 750
8 = k 906 918 912 533 251 052
9 = _ 711 690 701 714 407 631
i0 092 717 705 15 476 075
789 737 724 750 38 613 760
PM
j2 = = 894 814 887 865 1 15 797 881
1 = 814 810 871 832 58 758 822
2 l 960 947 963 957 60 820 910
3 t 1136 1134 1177 1149 21 790 1033
4 R = 1380 '1397 1345 1374 79 735 1127
5 = ; 1310 1291 1338 1313 68 655 1072
6 = = 796 819 878 831 64 570 745
7 " 557 545 649 584 52 433 527
8 = = 396 384 436 405 54 338 382
9 = = 391 358 352 367 10 244 331
,� 10 = k 251 270 299 275 67 191 257
215 20i 280 232 26 136 232
---------------------------------------- ------------------------- -------------------------------- --------------------------------
TOTALS = = 9895 148153 15113 15117 12061 9094 13060
AVG WKDAY = _ 05 98 102
% AVG DAY { = 76 114 118 92 70
AN PEAK HR z 11 7 7 I1 11
PEAK FLOW # R 789 1206 1178 938 613
PH PEAK HR = 4 4 4 12 2
PEAK FLOW 1380 1397 1345 1015 820
VAHesketh & Assoclates , Inc.
TRAFFIC I COUNT
GRAPHIC , SUNIMARY SHEET
LOCATI ROUTE 5 & ROUTE 194, SOUTH WIND OR
OAT
FEBRUARY 19, 1 987 Tim : 7:00 - 8:00 A.M.
rn
Ln
NORTH
A
� W
N (s,
Z
4 N
M �
TO MAIN STREET Ir ` ROUTE 194
57
103 44 854
2
124 1177
207
21 12 323
104
SULLIVAN AVENUE / TO ROUTE 30
N CV 00
ON M
i � n
M �7
I iA
00
H �
W H
1
H
` I
Planning
Traffic Engineering FIGURE 2
Design
til.Hesketh Cw Assoclates , Inc.
TRAFFIC COUNT
GRAPHIC SU MARY SHEE T
ROUTE 5 & ROUE 194, SOUTH WIND)t,OR
LOCATION:
QATg FEBRUARY 19, 987 TIME . 8:00 - 9:00 A.M.
o
N
NORTH A
Ln W
H
M0*1
w
o
0 u,
o
in r-
N N
ROUTE 194
TO MAIN STREET
23
C33
38 56996902187
00
20 333
126
dmmm� •��
_....�
000000,
SULLIVAN AVENUE / TO ROUTE 30
M r- -4
00 Ln
-4 N
-t 00
1� M
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00
x N
E Ln
x
Planning
Traffic Engineering
Design
FIGURE 3
F. A. HESRETH 6 AOSOCIATES, INC.
15 MINUTE VpLUME PLOT
REFERENCE: 3
LOCATION: ILENAME: RTE194
WEATHER:
OPERATOR: FRIDAY 2 / 20 / 87
DIRECTION:
---------------------------------------- ----------------i------------------------------------------ ------------------------------
416
408 I
400 ------------------- ---------------------------------------------------------- -----------------
392
384
376 r
368
360
352 ; x
344 X x xx
336 ; X X XXX XX
328 I X X X XXX XX
320 ------------------- -------X---X--*--------- -----------------xxxxxxxxxx-------------- ---------
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I I 1 II I I I III_1__r I I 1 I I I I 1 1 1
BEGINNING TIME 12AM 1 2 «�
� 3-4 5~ 6-7 -1
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~ 8 �9 1G 1 12PM 1�2�3�4� 5�6w778-9 10 11�
Figure 1
Ed.
He4eth ��' , Inc.In
TRAFFIC ' COUNT
GRAPHIC SUMMARY SHEE T
LOCATION: SULLIVAN AVENUE AT RYE STREET, SOUTH WINDSOR
DATE : TYPICAL 1987 WEEKDAY TIME : AM PEAK HOUR
i
NORTH
O
H � A
w z
i W H
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04
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1277 933
21
328 349
plow
ROUTE 194 TO SOUTH WINDSOR
Planning
ra, ZC Engj=v- FIGURE 6
Design
I
EX.Hesketh & Associates , Inc.
TRAFFIC COUNT
GRAPHIC SUMMARY SHEE T
LOCATION: SULLIVAN AVENUE AT RYE STREE , SOUTH WINDSOR
DATE TYPICAL 1987 WEEKDAY TIME PM PEAK HOUR
NORTH
x
0
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8
460 3 2 400
1350 1031
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ROUTE 194 TO SO TH WINDSOR
Planning
a is
EngirominS
Design FIGURE 7
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��••: �° "� �' q •� ANTICIPATED DIRECTIONAL
` '� •r - DISTRIBUTION
.r v��' e , �. ``,yam '� ' •v - .e,.,..��.:
' •• 1 +c• •• ` � ~' JFI IND STRIAL CENTER
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FIGURE 9
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I'M PEAK HOUR
• GENE 'ATED TRAFFIC
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SOILS CONSULTING SERVICE
HENRY T. MOKIER 159 HULLS HILL R AD
SO THOURY,,CONNECTICUT 06468
r[D L IST 490IL SCISNTISTI AND CONSULTANT PHONIs 12031 244•6977
April 11, 1987
ON-SITE SOILS INVESTIGAT ON OF JOHN FI'TCH INDUSTRIAL CENTER IN SOUTH WINDSOR$ CT.
I have conducted an on-site soils inv stigation of the property located on Sullivan
Avenue and Rye Street in South Windsor, Co necticut. The principal purpose of this
soils investigation was to locate and flag in the field all poorly drained and very
poorly drained soils or 'wetlands" as defi ed under the Inlands W tlands Act. The
flags will be located by survey and plotte onto the site plan or topography map.
In this soils investigation and report, th sdil classifications, soil textures,
descriptive terms, and drainage classifica ions follow the guidelines and criteria
of the National Cooperative Soil Survey.
FINDINGS----
The soils on the property consist of sands over varved silts and clays on a very
gently sloping to nearly level slope. The soils range from moderately well drained
to well drained over the property. The up and soils on the property include both
the Melrose sandy loam ( mA) and Elmwood ( nA) . If the varved si is and clays are
below 40 inc es, these soils will go into he sandy soils such as Windsor loamy sand
and Sudbury fine saa�dy loam. The upland s ils were not checked i detail, only to
check for poorly-i5iined and very poorly dr ined soils. For more detailed information
on the above named soils see the Hartford County Soil Survey.
The only "wetlands" located on the pr perty is an intermittent brook that flows
across the property from south to north. art of this brook was channeled and is very
straight. To the north this brook becomes a very deep entrenched gulley. This gulley
has cut down into the varved silts and cla s. One branch of this gulley has cut into
the open field. In this location there is a proposed 20-foot drainage easem nt. Most
of this gulley should be filled and stabilized in the area of the proposed easement.
The flagged area of the intermittent rook includes the bott m of the channel,
small areas subject to frequent flooding, nd most seepage areas long the sides of
the channel. It does not include all slop s because many of thes slopes are well
above any water line and are completely dry or consist of well dr ined soils.
There is some erosion occurring is occurring in the brook channel in places.
However, the vegetation is holding most of the area in place. Th greatest erosion
area is the area of proposed drainage easement and was addressed bove. Th varved
silts and clays are not eroding as a very rapid rate. Any attempts to change the
shape of the streambed may cause additional problems. If there are any questions,
please do not hesitate to contact me.
R ctfully submit ed,
4,/z-m—
/ nryV. Moeller
ON-SITE SOILS INVESTIGATION I 8014 MAPPING I "WETLAN " IDENTIFICATION I SOILS INFORMATION AND CONSULTATION
' II
.tOV'" SE+
o O-P sicn�,A ??9!60�_Zd�
el
1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 6074
R-CD AREA CODE 203/644-2511
May 27, 1987
Mrs. Louise C. Evans Chairman
Planning and Zoning Commission
Town of South Windsor
Re: JFI Associates, Inc. - Zone Change From Industrial. To
Restricted Comm rcial, Phase III Of John Fitch Industrial
Center.
Dear Mrs. Evans:
Please accept t is letter in support of JFI Assoc ates, Inc.
for a zone change fr m Industrial to Restricted Commercial on
approximately 14 acr s of land located at the northeast: corner
of Rye Street and Su livan Avenue. The Economic Development
Commission voted unanimously to endorse the the proposed zone
change at its April 22, 1987 meeting. The proposed zone change
is similar to a recommendation made by the EDC to the PZC dur-
ing the Plan of Development update discussion to encourage
commercial growth in that area.
Thank you for your consideration of our interest in this
application.
V truly yours,
Jam s Murray, Chairman
Economic Development Comm' sion
JM/chm
i
i
� n n
(°10 N +�+
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CON . 06074
4f��soR•c0 AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY , JUN , 189 1987
THURSDAY , JUN , 25, 1987
LEGAL NOTICE
TOWN OF SOU71H WINDSOR
PLANNING & ZONING COMMISSION
Notice is hereby given that there will be a public hearing of the Planning
& Zoning Commission on Tuesday , June 3 , 1987 at 8: 00 PM in the Council
Chambers of the South Windsor Town Hal , 1540 Sullivan Avenue, South
Windsor , to consider the following :
1 . Application of Manchester Food Services for a resubdi ision and Site
Plan of Development for a Burger King Restaurant located at the west side
of Route 5, opposite Route 30. Restaurant site is a GC Zone and the
balance is RR Zone .
2 Application of JFI Associates , Inc for a Subdivision and Zone Change
located at the northwest corner of the intersection of Su livan Ave . (Rt .
194) and Rye St . , I Zone .
Copies of these applications and 'maps more clearly defining the properties
are on file in the Office of the Town Clerk of the Town of South Windsor .
At this hearing interested persons may appear and be heard and written
recommendations will be received .
PLANNING & ZONING COMMISSION
Louise C . Evans , C airman
David H. Sorenson , Secretary
MN sE,t
r7-aWfl OleSlOtZiA
Ga?94.
C �
•
�� 1 40 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
l�OsoR,co�� AREA CODE 203/644-2511
June 12 , 1987
Mr . Raymond Alexander
JFI Associates , Inc .
P .O . Box 1061
South Windsor , CT 06074
RE: JFI - Subdivision & Zone Change
Dear Mr . Alexander :
Please be advised that the Public Hearing on the above matter has
been scheduled for Tuesday, June 30, 1987 at 8: 00 P .M. in the Council
Chambers of the South Windsor Town Hall , 1540 Sullivan Avenue, South
Windsor.
A sign advertising the hearing must be posted for ten ( 10)
consecutive days prior to the hearing (by Friday, June 19th . ) , and
must be clearly visible from the road . Please post one on the
northwest corner of the intersection of Sullivan Ave . (Rt . 194) and
one on Rye Street . The signs are available in the Town Hall at a
cost of $5 each.
Yours very truly ,
PLANNING & ZONING COMMISSION
Louise C. Evans , Chairman
jsg
A e4�
y r 01 ('�/ •
O
C V
�v 1540 SULLIVAN AVEN E SOUTH WINDSOR, CON . 06074
f~°soR•co�'e AREA CODE 203/644-2511
October 8 , 1987
Mr . Raymond Alexander
JFI Associates , Inc .
P . 0 . Box 1061
South Windsor , CT 0607
RE : Application #1268 Zone Change R quest
Sullivan Ave. & Ry St.
Dear Mr . Alexander :
Please be advised that he Planning an Zoning Commission voted on October
6 , 1987 to deny your re uest for a Zon Change from Indus rial to
Restricted Commercial f r 14 . 35 acres n Sullivan Ave . & ye St.
Please contact us if yo have any ques ions regarding thi matter.
Very truly yours ,
PLANNING & ZONING COMMI SION
Louise C. Evans
Chairman
•rt
cc : M. Gantick , Director of Public Wor s
T . D' Auria , Building Official
E. Belleville , Assessor
W. Lanning , Fire Marshal
M. Banach , Director f Planning
Inland Wetlands Agen y/Conservatio Commission
Engineering
Ili
Ed4ot
1540 SULLIVAN AVENU SOUTH WINDSOR. CONN. 06074
l�osoR•co� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL IN UI ER SATURDAY 0 TOBER 10 1987
LEGAL NOTICE
TOW9 OF SOUTH WIN SOR
PLANNI G & ZONING CO MISSION
At the October 6, 1987 m eting , the Planning & Zoning Commission voted to
take the following actio :
1 . Approve Amendments to the Zoning Regulations and Subdivision
Regulations as follows :
a) Subdivision Regulation on Dead End Streets
2 . 5 .e - Delete as written , and substitute :
Dead End Streets : Dead end streets shall terminate ir a circle not
less than 55 feet in radius, shall be paved to an outside radius not
less than 42 feet , and shall not a ceed 600 feet in length . Where in
the opinion of the Commission , such, street is likely to be extended in
the future to another outlet , this limitation may be waived .
b) Zoning Regulations on Densities
4. 6. 4. 1 . d - Delete as written , and substitute :
Density: The overall density of the development shal not exceed 4. 5
dwelling units per a re of "grossacreage" . Gross acreage shall
exclude the Flood Plain District oi any 100 Year Flood Plain area.
For the purposes of letermining allowable density, the combined areas
of regulated inland wetlands and watercourses , waterb dies , detention
areas , utility easement , rights-of-way, or areas with slopes at or in
excess of fifteen percent ( 15%) shall not be included in calculations
of the gross acreage. Computations for allowable den ity and gross
acreage shall appear on the General Plan of Development and the Site
Development Plan .
Legal Notice to be published in the Journal Inquirer October 10, 1987
Page 2
c) Zoning Regulations on Lot Frontage
Modify Section 1 . 12. f - Lot Frontage
That portion of a lot nearest the street measured at the street
right-of-way. Where the side lines diverge from the street toward the
rear of the lot , the lot frontage nay be considered as the distance
between the side lines at the fron yard line ; but ea h lot must have
a minimum of 90' on the street rig it-of-way. Where t e side lines
converge from the street toward th rear of the lot tie average width
measured at right angles to the to depth shall be no less than the
required frontage .
d) Zoning Regulations on Temporary & Conditional Permits
3. 17 . 1 - Add :
No temporary & conditional permits shall be necessary for events of
less than 24 hours ' duration, including consumption of alcoholic
beverages , provided all local police , fire and other unicipal
regulations are complied- with.
Effective date : October 12 , 1987 .
2 . Deny the application of J F I Associates , Inc . for a one Change from
I to RC for land located in northeast corner of the intersection of
Sullivan Ave. and Rye St . east of Fire House #3 , Parcel C. I Zone.
3. Approve , with modifications , the application of J F I Associates , Inc .
for a Subdivision of land located at the northwest co ner of the
intersection of Sullivan Ave . (Rt. 194) and Rye St . , Zone .
4 . Approve , with modifications , the application of Gerbe Scientific ,
Inc . for a Site Plan of Development for property located on the south
side of Sullivan Ave. , approx. 100' west of Kennedy Road.
Dated at South Windsor , onnecticut , this 7th day of October , 1987 .
PLANNING & ZONING COMMISSION
Louise C . Evans , Chairman
David H. Sorenson , Secretary
I
jF1 A W='", bc.
P.O. Box 1 61
South Win sor, CT WON
(203) 289-7 62
May 25 1988
Ms. Marcia Banach
Director of Planning l
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT _060 4
RE,: John Fitch Centre, Parcel C
Zone Change Appli ation
Dear Marcia:
This is to thank you Eor your positive comments during the Planning
and Zoning Commission 's discussion of the referenced application. As
a professional , we be ieve, you recognize the merits of our proposal .
Our disappointment is not that we will not have an opportunity to have
commercial space to lease, rather, we are disappointed that the Town
of South Windsor has missed an opportunity to have a facility that
will accrue to the citizens of South Windsor the benefits we
enumerated before the Commission.
Economically, this ap lication is of little consequence to us . We had
proposed 34 ,000 s.f. f retail, banking, day-care and r staurant space
on eight ( 8) acres. a can put 150,000 - 160 ,000 s.f. tf industrial
space on the same eight ( 8) acres and without all the liability and
maintenance problems of a retail center .
We believe we are producing a high quality industrial c mmunity for
smaller users and we ill continue to strive to make th John Fitch
Business Centre a sou ce of pride for both JFI Associates and the Town
of South Windsor,
Ve .y--t u l y yours,
R E C E E DL,_77 --
MAY 27
Raymond J. lexander
RJA/iba
SO. WINDSOR PLANNING DEPT.
W 1286—Warranty Deed,Individual or Corporation JULIUS BLUMBERG,INC.,LAW BLANK PUBLISHERS
f THIS a A LEGAL 1NSTnUXUWT AND SHOULD 6E CUnD MUM SUPERVMON OE AN ATTO�V
�I
�o a peopte to wbom *oe 3preanto Ad C nw, Greeting:
am to Lot, Sit WE MARTIN F. McGRAT , JR. of West Hartford Connecticut,
ELLEN M. KOVEL of West Hartford, Co necticut and JANE PACK R of San Gabriel,
California, (form rly of San Marino California) hereinaft r also called
"Grantors",
41
I
I
for the consideration of
received to our full tisfaction of J. I. ASSOCIATES, a Conn cticut partnership
! with offices in South W ndsor, Connectic t, hereinafter also cal ed "Grantees"
f i
do give,great,bargain,se/and coaSr�unto the said J. F. I. ASSOCIAT S. its successors
and assigns forever, all that certain pi ce or parcel of land w th the buildings
and improvements thereo situated in the Town of South Windsor, County of Hartford
and State of Connectic t, located on the northwesterly corner o Rye Street and
Sullivan Avenue, also own as 87 Rye St eet and being g more pa ticularly bounded
and described as follo s:
A certain piece or parcel of land, ocated and situated on the northwest
corner of the intersection of Rye S reet and Sullivan Aven a in the Town
of South Windsor Count of Hartfor and State of Connect u! , y i t, known as No. 87 ;
Rye Street, and being bounded and d scribed as follows:
NORTHERLY by land now or formerly f Jean E. Shepard;
EASTERLY by Rye ttreet;
SOUTHERLY by Sul ivan Avenue; and
WESTERLY by lan now or formerly f the Town of South Wi dsor, and land
now orformerly of Holid y Enterprises.
Being a portion of the premises des ribed as Parcel A and arcel D in a
Quit-Claim Deed f om Mary F. McGrat Conroy to Martin F. M Grath and Ellen
McGrath, dated Oc Ober 22, 1940, re orded October 30, 1940 in Vol. 39,
Page 251 of the S uth Windsor Land ecords; also described in a Certificate
i of Devise from the Estate of Ellen McGrath to Martin F. McGrath, dated
November 18, 19771 recorded Novembe 23, 1977, Vol. 234, P ge 188 of the
South Windsor Land Records.
Being the same premises described as "P CEL FOUR" in a Certifi ate of Devise
from the Estate of Martin McGrath to Mar in F. McGrath, Jr. , E1 en M. Kovel and
Jane Packer dated August 6, 1984 and rec rded in Volume 381, Pa es 241, 242, 243
j of the South Windsor 4nd Records.
Said premises are conveyed subject to st to and municipal ordin nces, laws and
regulations, easements; restrictions and rights of way as of re ord appear and
taxes on the Lists of October 1, 1985 a October 1, 1986 which the grantees
herein assume and agree to pay. !
Said premises contain 67 acres, more or lees.
1 r C,In
j \1 oQ
T.,,�,-z Clerk
I I TrT�:r. Clerk
I
i
19O Ni t Imb t0 f$OID the above g anted and bargained premise , with the appurtenances
thereof, unto it the aid grantee, its s ccessors heirs and ssigns forever, to is
and their own proper use and behoof.And also, w the said grantors o for our se ves,
our heirs, executors, i nd administrators, co enant with the said grantee its successors
heirs and assigns, that at and until the ensealing these presents, we are well
seized of the premises, as a 'good indefeasible est a in FEE SIMPLE; and h ve good right to bargain
and sell the same in manner �nd form as is above rWen; and that the same is f ee from all incumbrances
whatsoever,except as above Mated.
%jUb t, We the said g antor s do by these pre eats bind our sel ves
and our heir forever to WARRA T AND DEFEND the abo a granted and bargained
premises to it a said grantee , its successors, hers and assigns,against all
claims and demands whatsoever,except as above st ed.
fit[ Ultnm lftrt t, we a ve hereunto set our hancb and seal s
�c��yck�t on the dates hereinafter set forth.
xamm aice#
Signed, Seale and Deliver in the presence of
.... ... _ ...- _i.- �I) �I •--- ate ...................... ............... ��.... �... .r:..�►.(L.S.)
-�►• �f1'�� �l -- . .a4 qJ6 Martin F. Mc rath, Jr
...... ... .. .. ..... ......,......... ... ......................----•-- ...................................(Le S.)
........................_.. ..tc:F.• .. n 1 ............ 3 .... ....L. .....---..-----------------------(L.S.)
Ellen M. Kov 1
................. .•-............ ............................................... S.)
let,JeW
• o i S ' r r-Y ne Packer
..,,�� . ...-...........k............ ...................................... .......................................
} ....................................................t....................................... ...................................... ......... ...........................(L.S.)
151
r CALIFORNIA ��� `�5,� (T S �•:
Otatr of dhluttty at
r On this the i'/ l ay of December 1986 , before me, L.
< the undersigned officer,pe sonally appeared Ja a Packer
M•-
+�' known to me (or satisfactorily proven) to be the erson whose name is subscribed to the within
instrument and acknowled ed that She a cuted the same for the pur oses therein contained. and
a er s atu a was her free act a d deed.
I ltf[tgg Wot"01, I1 hereunto set my han
U4 OFFICIAL SEAL .. JIr
...........................
_��.! C:,!.!"DRI�IA ...................�-.41.:�......r.�.. .�TId of ....................................
Notary Public y Commission
y SEP c, 1989 ,c
-r -�. 'Expires
01atturattut TOUtItH Of Har ford BIB.: le-�4viv d
On this the )Md day of December 1986 , before me, Ric and M. Rittenband,
the undersigned officer, personally appeared Ma tin F. McGrath, Jr. an Ellen M. Kovel known tor
�d�raoo�e &ioc�t�tint (or sati faetorily proven) to b the persons whose xWx
names are subscribed to the within in trument and x ilt+ltlt4�
acknowledged that thy xxMAS
•Q �CdCat �[lcxftRhlt�t�.x� pCl�c� 4t�c��6t4CXRR�QQ!$k�QjC�t�tK7�t �C�C
U 3n 39itn 0m; Wirreof, ' hereunto set my han .
*executed the same for the purposes
therein contained and that their .... ...........................................................................................
signatures were their free act and d ed. Richard Rittenband
Commissi n`r o° `TThe Superior Court
Marra* 3Dub
TO
Address of Grantee
DATED 19
Received ...DEC---2 -----------------19--------
At-----A'- 1-.DD -----------p.M
Recorded in �_.c..� _.�.1�.1_�,:�n
RECORDS ,sook--L-i..G- Page-_�--_ .�
I a
�Ton Clem
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